Circle Rate in Noida 2026: Sector-Wise Rates, Calculator & Stamp Duty
The circle rate in Noida is the minimum value at which a property can legally be registered. Notified rates run from ₹40,000/sq m in the outer sectors to ₹1,19,050/sq m in Sector 14A and 15A. All 253 Noida and Greater Noida sectors mapped.
- Highest — Band A
- ₹1,19,050per sq m · Sectors 14A, 15A, 18, 44
- Lowest — Band D
- ₹40,000per sq m · Phase-2 and outer sectors
- Stamp duty
- 7%plus 1% registration · UP-wide
- Last notified
- 8 Aug 2019still the operative list
- 2025 revision
- Proposednever notified
253sectors mapped
Every Noida and Greater Noida sector matched to its band, road-width column and exact rate.
30 secto your figure
The calculator handles plots, flats and commercial units under the UP 1997 valuation rules.
Notifiedrates only
We publish the notified 2019 list. The widely-circulated 2025 figures were never notified.
24 hrsre-verified
An automated job checks the Gautam Buddh Nagar and IGRSUP notification pages every day.
Noida Circle Rate & Stamp Duty Calculator
Work out the minimum registration value of any Noida property, together with the 7% stamp duty, the women's remission and the 1% registration fee. The calculator follows the UP 1997 valuation rules, so it treats land and construction separately and values flats on covered area.
Circle Rate & Stamp Duty Calculator — Noida
Free toolIndicative only. Construction and agricultural rates, and corner-plot loadings, are not published outside the collector's list — confirm on the official IGRSUP valuation list before executing a sale deed.
Noida Circle Rate List 2026 — Sector-Wise
Noida circle rate by sector band, ₹ per square metre
Base rate for each sector band, before the road-width column is applied. Band A land is worth 2.6× Band D. Bars are to scale; hover any bar for the per-sq-ft and per-gaj rate.
| Sector band | Up to 12 m road | 12 – 18 m | 18 – 24 m | Above 24 m | Sectors |
|---|---|---|---|---|---|
| A Band A | 1,03,500 | 1,08,700 | 1,13,850 | 1,19,050 | 20 |
| B Band B | 72,000 | 75,600 | 79,200 | 82,800 | 41 |
| E Band E | 52,500 | 55,150 | 57,750 | 60,400 | 58 |
| C Band C | 44,000 | 46,200 | 48,400 | 50,600 | 35 |
| D Band D | 40,000 | 42,000 | 44,000 | 46,000 | 24 |
The notified table is published in road-width columns rather than as percentage loadings. Read the column, do not compute it.
The remaining notified schedules — flats, Greater Noida, and commercial land
The notified table is published in road-width columns rather than as percentage loadings. Read the column, do not compute it.
| Rate | ₹ / sq m | ₹ / sq ft | Sectors |
|---|---|---|---|
| 55,000 | 55,000 | 5,110 | 14, 14A, 15A, 17, 25A, 30, 32, 35, 36, 38A, 39, 44, 50, 51, 52, 92, 93, 93A, 93B, 96, 97, 98 |
| 50,000 | 50,000 | 4,645 | 15, 19, 20, 21, 23, 25, 26, 27, 28, 29, 31, 33, 34, 37, 38, 40, 41, 45, 46, 47, 48, 49, 53, 55, 56, 61, 62, 82, 99, 100, 105, 108, 122, 128, 129, 130, 131, 134, 135, 137 |
| 40,000 | 40,000 | 3,716 | 11, 12, 16, 16A, 16B, 22, 24, 42, 43, 70, 71, 72, 73, 74, 75, 76, 77, 78, 79, 104, 107, 110, 115, 117, 118, 119, 120, 121, 133, 143, 143B, 144, 150, 151, 168 |
| 35,000 | 35,000 | 3,252 | 63A, 86, 112, 113, 116 |
| 32,000 | 32,000 | 2,973 | 102, 158, 162 |
| EWS flats | 28,000 | 2,601 | — |
| Shramik (labour) flats | 25,000 | 2,323 | — |
A single rate per sector tier, applied to the covered area of the flat. Unlike plots, flat rates do not vary with road width.
| Zone | ₹ / sq m | ₹ / sq ft | Pockets |
|---|---|---|---|
| A Zone A | 32,000 | 2,973 | Alpha 1, Alpha 2, Gamma 1, Gamma 2, Beta 1, Beta 2, Delta 1, Delta 2, Delta 3, Swarn Nagri |
| B Zone B | 30,000 | 2,787 | Omega 1, Omega 2, Omega 3, Chi 1, Chi 2, Chi 3, Chi 4, Chi 5, Phi 1, Phi 2, Phi 3, Phi 4, Phi Extension, Pi 1, Pi 2, P 1, P 2, P 3, P 4, P 5, P 6, P 7, P 8, Sector 36, Sector 37 |
| C Zone C | 26,000 | 2,415 | Eta 1, Eta 2, Omicron 1, Omicron 1A, Omicron 2, Omicron 3, Xu 1, Xu 2, Xu 3, Zeta 1, Zeta 2, Mu 1, Mu 2, Sigma 1, Sigma 2, Sigma 3, Sigma 4, Psi, Sector 2, Sector 3 |
| D Zone D | 26,000 | 2,415 | Greater Noida West (Noida Extension), Sector 1, Sector 4, Sector 5, Sector 6, Sector 10, Sector 11, Sector 12, Sector 16, Sector 16B, Sector 16C, Sector 17, Sector 17A, Sector 17B, Sector 20, Sector 27, Techzone, R4, R6, W-5 |
One source puts Greater Noida Zone A at ₹37,000/sq m rather than ₹32,000. Confirm your specific pocket on IGRSUP before registering.
| Rate | ₹ / sq m | ₹ / sq ft | Pockets |
|---|---|---|---|
| 28,000 | 28,000 | 2,601 | Alpha 1, Alpha 2, Gamma 1, Gamma 2, Beta 1, Beta 2 |
| 27,000 | 27,000 | 2,508 | Omega 1, Omega 2, Omega 3, Chi 1, Chi 2, Chi 3, Chi 4, Chi 5, Delta 1, Delta 2, Delta 3, Pi 1, Pi 2, Phi 1, Phi 2, Phi 3, Phi 4 |
| 26,500 | 26,500 | 2,462 | Omicron 1, Omicron 2, Omicron 3, Zeta 1, Zeta 2, Xu 1, Xu 2, Xu 3, Mu 1, Mu 2, Sigma 1, Sigma 2, Sigma 3, Sigma 4 |
| 26,000 | 26,000 | 2,415 | Greater Noida West (Noida Extension), Sector 1, Sector 2, Sector 3, Sector 4, Sector 5, Sector 6, Sector 10, Sector 11, Sector 12, Sector 16, Sector 17, Sector 17A, Sector 17B, Sector 20, Sector 27, Techzone |
| Location | ₹ / sq m | ₹ / sq ft |
|---|---|---|
| Sector 18 / Atta Market (prime retail) Sources conflict — an IGRSUP-derived figure puts this at ₹2,00,000/sq m. Verify before use. | 3,00,000 | 27,871 |
| Main market areas | 2,50,000 | 23,226 |
| Institutional areas | 1,75,000 | 16,258 |
| Sector 44 / Sector 50 | 1,50,050 | 13,940 |
| Sector 62 | 1,20,033 | 11,151 |
| Local shopping centres (LSC) | 1,20,000 | 11,148 |
| Sector 128 | 1,00,038 | 9,294 |
| Sectors 75 / 137 | 80,029 | 7,435 |
| Sector 150 | 60,020 | 5,576 |
Commercial figures vary materially between published sources — in one case by 50%. Treat these as indicative and confirm on IGRSUP.
Find Your Sector's Circle Rate
Type any Noida sector or pocket below to see the notified circle rate that applies to it. The table covers 253 sector or pockets across the district, with the road-width range shown where the notification publishes one.
Noida Circle Rate Finder
253 entriesShowing 0 results. Where a range is shown it spans the road-width columns in the notified table.
What Is the Circle Rate in Noida?
The circle rate in Noida is the minimum value at which the Sub-Registrar will register a property. It is fixed by the District Magistrate under the U.P. Stamp (Valuation of Property) Rules, 1997 and used to compute stamp duty and the registration fee. You may sell above it, but you cannot register below it — duty is charged on the circle rate value or the actual price, whichever is higher.
In Uttar Pradesh the circle rate is officially the minimum value or मूल्यांकन सूची, and it is notified per Sub-Registrar office rather than for the district as a whole. That is why a single "Noida circle rate" figure does not exist: the rate depends on your specific sector or locality, the width of the road your plot fronts, and whether you are buying land, a flat or a commercial unit.
Circle rate vs DM rate and collector rate · who fixes Noida's rates
Circle rate, DM rate, collector rate — same thing
Uttar Pradesh uses circle rate and DM rate interchangeably; Delhi and Haryana say collector rate; Maharashtra says ready reckoner rate; Karnataka says guidance value. If a bank, a builder or a portal quotes any of these for a Noida property, they mean the minimum value notified by the District Magistrate.
Who fixes the circle rate in Noida?
The District Collector, under Rule 4 of the 1997 Rules, which requires rates to be fixed biennially, as far as possible in August, taking into account soil classification, irrigation, proximity to roads, markets, bus and railway stations, and whether the location is urban, semi-urban or rural. Draft rates are published for public objection before the final list is notified.
Circle rate in Noida 2026 — current status
Status as of 23 August 2026: the operative circle rate list for Gautam Buddh Nagar is the one effective 8 August 2019. A revised list was published for public objection on 27 March 2025, objections were disposed of in April 2025, and implementation was reported as put on hold after buyer opposition. Every 2025 document on the district website is still titled "Proposed", and no final notification has been traced. The 2019 rates therefore remain in force.
Full timeline, the proposals that were never notified, and what is coming next
In March 2025 the district administration published a draft proposing increases of roughly 20% for Noida residential, 30% for Dadri and Sadar villages, 10% on Authority plots and around 70% on agricultural land in Jewar tehsil. It went to public objection, drew opposition from buyers, and was never notified. Several property portals and news sites nonetheless present those figures as current. If you are quoted a Noida circle rate of ₹1,25,350 or ₹1,75,000 per sq m, you are being quoted the draft.
The Noida, Greater Noida and YEIDA authorities each publish their own allotment rates for land they sell. Those are revised far more often than circle rates — Noida Authority +6% in August 2024, GNIDA around +3.58% in May 2026, YEIDA +3.6% from 1 April 2026. Several widely-read articles have reported the GNIDA allotment decision as a "Noida circle rate hike". It is not. Allotment rates govern what the Authority charges you for its own plot; circle rates govern what the Sub-Registrar will register any property at.
When were Noida circle rates last revised?
8 August 2019, for all four Sub-Registrar offices in the district — Noida, Sadar Greater Noida, Dadri and Jewar. Some sources date the previous revision to 2016 and others to a smaller change in August 2015; the document trail on the district website supports 2019 as the last full notification. Either way the gap is now the longest in the NCR outside Delhi, and it is why the market-to-circle-rate gap in Noida has widened to roughly two to three and a half times.
| Date | Event | Status |
|---|---|---|
| 1 Aug 2015 | Housing and group housing plots +5%; flats unchanged | Notified |
| 8 Aug 2019 | Circle rate list for all four SROs | Notified — in force |
| 2 Aug 2021 | Draft proposing +5% to +20% with metro and expressway loading | Proposed — lapsed |
| Sep–Oct 2024 | Draft proposing residential +25–30% | Proposed — lapsed |
| 27 Mar 2025 | Draft published, objections invited to 5 April | Proposed — not notified |
| Apr 2025 | 39 objections disposed of; implementation put on hold | Still not notified |
| 2026 | No new district notification traced | 2019 list continues |
Is a Noida circle rate revision coming in 2026?
Probably, but nothing has been notified. Uttar Pradesh is running its 2026-27 revision in staggered phases — Kanpur and Saharanpur from 1 August 2026, Bareilly from 25 August 2026 — and no Gautam Buddh Nagar entry has appeared in that cycle. Reports in mid-2026 suggested a further proposal of around +20% for Noida and up to +25% for Greater Noida and Noida West, with loadings for metro and expressway proximity, but the figures quoted differ between sources and none of it is in force.
Separately, UP is reworking the multiplier framework itself: the coarse road-width scheme is being replaced with eight bands from 0–3 m up to 30 m and above, alongside a three-tier classification for flats. That started with Kanpur on 1 August 2026. Whether and when it reaches Gautam Buddh Nagar is not yet confirmed.
Circle rates around Jewar and the Noida International Airport
Agricultural land in Jewar tehsil is valued at ₹900 per sq m (₹90 lakh per hectare) under the notified list, while the state paid compensation of around ₹4,300 per sq m for airport land acquisition — roughly 4.8 times the circle rate. That gap is the stated justification for the proposed 70% increase in Jewar agricultural rates, which remains a proposal. YEIDA's own allotment rate for residential plots rose 3.6% to ₹36,260 per sq m from 1 April 2026, but again, that is an allotment rate, not a circle rate.
New Noida (DNGIR)
Circle rates for the 209 sq km New Noida area covering roughly 80 villages have not yet been fixed. A DM-led exercise will set them, weighing distance from the Jewar airport, land utility, proximity to the GNIDA zone and the existing Bulandshahr village rates. Until then, transactions in that belt fall under the existing village schedules.
How Property Is Valued in Uttar Pradesh
Uttar Pradesh does not value a property by multiplying its built-up area by one rate. Under Rule 5 of the 1997 Rules, the minimum value of a house or plot is the full plot area × the land rate, plus the constructed area of each floor × the construction rate for that floor. Land is valued in full whether it is built on or not. Commercial buildings use a completely different method: 300 × the minimum monthly rent.
Land
Plot area × the Collector's land rate. The whole plot is valued, whether built on or not — construction never reduces the land component.
Construction
Constructed area of each floor × the Collector's construction rate for that floor, added to the land value. Applied floor by floor, so a multi-storey house on a small plot accumulates value with every floor.
Flats
Covered area of the unit × the locality flat rate, plus parking and amenity loadings.
Commercial
300 × the minimum monthly rent, where rent = constructed area per floor × the Collector's minimum rent rate. This capitalised-rent method is why commercial valuations run far above residential ones on identical land.
The formula, road-width bands, and what we deliberately do not publish
The formula
This trips up buyers moving from other states. In UP the whole plot is valued at the land rate "whether covered by the construction or not", and the construction value is then added floor by floor. A four-storey house on a small plot accumulates value with every floor rather than spreading one land value across them.
Road-width bands
Noida's notified table is published in road-width columns, not as percentage loadings on a base rate. In Gautam Buddh Nagar there are four columns — up to 12 m, 12–18 m, 18–24 m and above 24 m — and in Ghaziabad three: up to 9 m, 9–18 m and above 18 m. Read the column that matches the road your plot fronts; do not apply a percentage to the base figure, because the 2024 Ghaziabad list uses rounded absolute rates rather than exact multipliers.
Corner-plot, park-facing and two-side-open loadings are not in the 1997 Rules. Each District Collector sets them in the preamble to the rate list, and no accessible published source states the figure for Noida. The "10% for corner plots" number circulating online could not be substantiated against any UP government document, so we do not repeat it. The same applies to per-village agricultural rates and the full residential construction-cost schedule — both live only inside the collector's PDF. Ask your Sub-Registrar, or ask us and we will retrieve the page.
Worked Examples with Real Rupee Figures
Four examples computed from the notified rates on this page — a plot, the same plot in a woman's name, a flat, and a house with construction.
Example 1 — a 200 sq m plot in a Band B sector such as Sector 62, male buyer
A vacant plot fronting a 18 – 24 m road. Because there is no construction, only the land component applies.
- Land rate for the 18 – 24 m column₹79,200 / sq m
- Land value: 200 sq m × ₹79,200₹1,58,40,000
- Minimum registration value₹1,58,40,000
- Stamp duty @ 7%₹11,08,800
- Registration fee @ 1%₹1,58,400
- Total registry cost₹12,67,200
Example 2 — the same plot bought in a woman's name
This is where the "6% for women" shorthand breaks down. She does not get a lower rate; she gets 1% back, capped at ₹1,00,000.
- Minimum registration value₹1,58,40,000
- Stamp duty @ 7%₹11,08,800
- Less remission: lower of 1% (₹1,58,400) and ₹1,00,000− ₹1,00,000
- Registration fee @ 1%₹1,58,400
- ⚠ Value is above ₹1 crore — on the cliff reading she gets no remission and pays ₹11,08,800disputed
- Total registry cost — effective rate 6.37%₹11,67,200
Example 3 — a 120 sq m flat in a ₹55,000 tier sector such as Sector 50, joint ownership with a woman
Flats are valued on covered area at the locality flat rate, with parking and amenities added on top.
- Flat value: 120 sq m × ₹55,000₹66,00,000
- One covered parking slot₹3,00,000
- Club / amenity loading @ 2%₹1,32,000
- Minimum registration value₹70,32,000
- Stamp duty @ 7%₹4,92,240
- Less women's remission− ₹70,320
- Registration fee @ 1%₹70,320
- Total registry cost₹4,92,240
Example 4 — a three-storey house on the same plot
The land value does not shrink because the plot is built on. Construction is added floor by floor. We have assumed a construction rate of ₹12,000 per sq m — take the real figure from your SRO's list, as it is not published outside it.
- Land value (unchanged): 200 sq m × ₹79,200₹1,58,40,000
- Construction: 300 sq m across three floors × ₹12,000₹36,00,000
- Minimum registration value₹1,94,40,000
- Stamp duty @ 7%₹13,60,800
- Registration fee @ 1%₹1,94,400
- Total registry cost₹15,55,200
Stamp Duty & Registration Charges in Noida
Stamp duty in Uttar Pradesh is 7% for every buyer, plus a 1% registration fee. Women do not pay a lower rate — they receive a 1% remission capped in rupees. Since July 2025 that cap is ₹1,00,000 on consideration up to ₹1 crore, raised from ₹10,000 on consideration up to ₹10 lakh. Duty is charged on the circle rate value or the actual price, whichever is higher.
That table appears on almost every property and banking site, and it has no statutory basis. Uttar Pradesh has never notified a separate rate for women. It notifies one rate — 7% — and a remission capped in rupees. The two only coincide at exactly ₹1 crore. The official IGRSUP fee calculator reflects this: it has a single yes/no field, महिला क्रेता (woman buyer), not a gender rate table. The "6.5% joint" figure is an averaging artefact that exists nowhere in the schedule.
| Property value | Male buyer | Female buyer | Saving | Effective rate for her |
|---|---|---|---|---|
| ₹50 lakh | ₹3,50,000 | ₹3,00,000 | ₹50,000 | 6.00% |
| ₹80 lakh | ₹5,60,000 | ₹4,80,000 | ₹80,000 | 6.00% |
| ₹1 crore | ₹7,00,000 | ₹6,00,000 | ₹1,00,000 | 6.00% |
| ₹1.5 crore | ₹10,50,000 | ₹9,50,000 | ₹1,00,000 | 6.33% |
| ₹2 crore | ₹14,00,000 | ₹13,00,000 | ₹1,00,000 | 6.50% |
The remission is expressed as applying to transfers valued up to ₹1 crore, and sources split on what happens above it. On the slab reading — how the old ₹10 lakh rule demonstrably worked in practice — the buyer keeps the maximum ₹1,00,000 benefit however large the deal. On the cliff reading, the concession falls away entirely above ₹1 crore and she pays the full 7%. On a ₹1.5 crore flat that is a ₹1,00,000 difference. Our calculator shows both. Confirm with your Sub-Registrar before you budget.
The registration fee cap that no longer exists, gift deeds at ₹5,000, and duty on other instruments
Registration fee — and the cap that no longer exists
The registration fee is 1% of the value, uncapped. Older articles state a ceiling of ₹20,000 or ₹30,000; that is stale content. The departmental calculator computes an uncapped 1%. A cap does survive in one place: family and blood-relative transfers carry a registration fee capped at ₹20,000.
Stamp duty on other Noida deeds
| Instrument | Stamp duty | Registration fee |
|---|---|---|
| Sale deed / conveyance | 7% of consideration or circle rate value, whichever is higher | 1% |
| Gift deed — to specified blood relatives | ₹5,000 flat + ₹1,000 processing | 1%, capped at ₹20,000 |
| Gift deed — others | Same as conveyance (7%) | 1% |
| Will | ₹200 | — |
| Lease up to 1 year | ₹200 | 1% |
| Lease 1–5 years | Conveyance rate on 3× average annual rent | 1% |
| Lease 5–10 years | Conveyance rate on 4× average annual rent | 1% |
| Lease 10–20 years | Conveyance rate on 5× average annual rent | 1% |
| Lease over 30 years | Full conveyance rate on market value | 1% |
| Power of attorney — single transaction | ₹10 | — |
| Power of attorney — with authority to sell | Full conveyance rate | 1% |
| Partition — family | Capped at ₹5,000 | 1% |
| Exchange deed | 3% of the higher-valued property | 1% |
| Mortgage with possession | Conveyance rate | 1% |
A gift deed to a father, mother, husband, wife, son, daughter, daughter-in-law, son-in-law, brother, sister or grandchild attracts a flat ₹5,000 stamp duty plus ₹1,000 processing, with the registration fee capped at ₹20,000. Introduced in June 2022 and extended until further orders in August 2023. It applies to residential and agricultural property only, to natural persons only, and the property cannot be re-gifted under the same concession for five years.
Registering Below the Circle Rate — Penalties and Tax
Two separate consequences follow, and buyers routinely discover only the first. At the registry, the Sub-Registrar collects the deficit duty under Section 47-A before accepting the deed, with a penalty of up to four times the shortfall and 18% a year simple interest running from the date of execution. Separately, income tax applies: the seller is assessed under Section 78 of the Income-tax Act, 2025 and the buyer under Section 92.
Section 47-A penalties, Sections 78 and 92, and the 110% safe harbour
Section 47-A — the state consequence
The registering officer must, immediately on presentation and before accepting the instrument, require payment of the deficit duty computed on the minimum value. If the matter goes to the Collector, Rule 7 requires a show-cause notice giving 30 days and a hearing. The penalty can reach four times the proper duty or the deficient portion, and simple interest accrues at 1.5% per month from the date the deed was executed — not from the date the shortfall was detected. A stay on recovery does not stop interest running, and payments are appropriated to deficit duty first, then penalty, then interest.
Sections 78 and 92 — the central consequence
These are Union provisions and apply identically in Noida and everywhere else in India. Under Section 78 (formerly Section 50C), where the price is below the stamp duty value, the stamp duty value is deemed to be the seller's full consideration for capital gains. Under Section 92 (formerly Section 56(2)(x)), the shortfall is taxed in the buyer's hands as income from other sources. The same gap is therefore taxed on both sides of the same transaction.
The test is that the stamp duty value must not exceed 110% of the consideration. That is not the same as "the price must be at least 90% of the circle rate value". On a ₹1 crore circle rate value, a sale at ₹90,00,000 fails, because ₹1 crore is 111.1% of ₹90 lakh. The price has to be at least ₹90,90,910 — about 90.91%. The tolerance was raised from 105% to 110%, and tribunals have treated that increase as curative and therefore retrospective.
Note also that clearing the Sub-Registrar does not clear the income tax test. If duty was paid on the circle rate but the deed records a lower consideration, Sections 78 and 92 can still bite. This is general information, not tax advice.
Circle Rate in Noida — Frequently Asked Questions
The 20 questions Noida buyers, sellers and investors actually ask, answered from the notified list and the UP valuation rules.
What is the circle rate in Noida in 2026?
The notified circle rate in Noida ranges from ₹40,000 per sq m in the Band D outer sectors to ₹1,19,050 per sq m for a Band A sector fronting a road wider than 24 m. These rates were notified effective 8 August 2019 and remain the operative list — the widely-reported 2025 increases were proposed and never notified.
When were Noida circle rates last revised?
8 August 2019, covering the Sub-Registrar offices of Noida, Sadar Greater Noida, Dadri and Jewar. Some sources date the previous revision to 2016 and others to a smaller change in August 2015, but the document trail on the district website supports 2019 as the last full notification. It is now the longest gap in the NCR outside Delhi.
Has the Noida circle rate been increased in 2025 or 2026?
No notified increase has been traced. A draft proposing roughly +20% for Noida residential, +30% for Dadri and Sadar villages, +10% on Authority plots and around +70% on Jewar agricultural land was published for objection on 27 March 2025. Objections were disposed of in April 2025 and implementation was reported as put on hold. Every 2025 document on the district site is still titled 'Proposed'.
What is the circle rate in Sector 18, Sector 62 and Sector 150?
Sector 18 is a Band A sector at ₹1,03,500 per sq m rising to ₹1,19,050 on roads above 24 m. Sector 62 is Band B at ₹72,000 rising to ₹82,800. Sector 150 is Band E at ₹52,500 rising to ₹60,400. Use the sector finder on this page for any other sector.
What is the circle rate for flats in Noida?
Noida group housing flats are valued at a single rate per sector tier, applied to the covered area: ₹55,000 per sq m in the premium sectors, ₹50,000, ₹40,000, ₹35,000 and ₹32,000 in successive tiers, ₹28,000 for EWS flats and ₹25,000 for Shramik flats. Unlike plots, flat rates do not vary with road width. Parking is added at ₹3,00,000 covered or ₹1,50,000 open per slot.
What is the circle rate in Greater Noida and Noida Extension?
Greater Noida residential plots are valued by zone: Zone A ₹32,000 per sq m (Alpha, Beta, Gamma, Delta, Swarn Nagri), Zone B ₹30,000 (Omega, Chi, Phi, Pi, P blocks), and Zones C and D ₹26,000. Greater Noida West (Noida Extension) falls in Zone D at ₹26,000 per sq m. Note one source puts Zone A at ₹37,000 instead of ₹32,000 — confirm your pocket on IGRSUP.
Why is the Noida market rate so much higher than the circle rate?
Because the circle rate has not moved since 2019 while prices have. Independent analysis puts Noida residential prices up around 92% and Greater Noida up about 97% between end-2019 and early 2025, leaving the market-to-circle-rate ratio at roughly two to three and a half times. That gap is the stated reason successive revision drafts have been prepared.
What is the circle rate for agricultural land in Jewar?
Agricultural land in Jewar tehsil is valued at ₹900 per sq m — ₹90 lakh per hectare — under the notified list. The state paid compensation of around ₹4,300 per sq m for Noida International Airport land, roughly 4.8 times the circle rate, and that gap is the stated basis for the proposed 70% increase in Jewar agricultural rates. That increase remains a proposal.
What is stamp duty in Noida in 2026?
Stamp duty in Noida is 7% of the circle rate value or the sale price, whichever is higher, plus a 1% registration fee. This is the Uttar Pradesh state rate and applies to every buyer. Women receive a 1% remission capped at ₹1,00,000 on consideration up to ₹1 crore, not a lower rate.
Do women pay less stamp duty in Uttar Pradesh?
They pay less, but not at a lower rate. Uttar Pradesh notifies a single 7% rate for everyone and grants women a 1% remission capped in rupees. Since July 2025 the cap is ₹1,00,000 on consideration up to ₹1 crore, raised from ₹10,000 on consideration up to ₹10 lakh. The '6% for women' figure published almost everywhere is an approximation that only holds up to ₹1 crore.
What does a woman pay above ₹1 crore in UP?
This is genuinely unsettled. On the slab reading — how the earlier ₹10 lakh rule worked in practice — she keeps the full ₹1,00,000 benefit regardless of deal size, giving an effective 6.33% on ₹1.5 crore. On the cliff reading, the concession falls away entirely above ₹1 crore and she pays the full 7%. On a ₹1.5 crore property that is a ₹1,00,000 difference. Confirm with your Sub-Registrar before budgeting.
Is the registration fee in UP capped at ₹20,000 or ₹30,000?
No. The registration fee is 1% of the value with no general cap, and the departmental calculator computes it that way. The ₹20,000 and ₹30,000 figures are stale content still circulating on property blogs. One cap does survive: family and blood-relative transfers carry a registration fee capped at ₹20,000.
How is a property valued for stamp duty in Uttar Pradesh?
Under Rule 5 of the U.P. Stamp (Valuation of Property) Rules, 1997, the minimum value of a plot or house is the full plot area × the land rate, plus the constructed area of each floor × the construction rate for that floor. Land is valued in full whether built on or not. Flats are valued on covered area at the locality flat rate, plus parking and amenity loadings. Commercial buildings use a different method entirely: 300 × the minimum monthly rent.
Does the circle rate change with the width of the road?
Yes, and in UP it is not a percentage loading — the notified table itself is published in road-width columns. Gautam Buddh Nagar uses four (up to 12 m, 12–18 m, 18–24 m, above 24 m) and Ghaziabad three (up to 9 m, 9–18 m, above 18 m). Read the column that matches the road your plot fronts rather than applying a percentage to the base rate.
What is the loading for a corner plot in Noida?
We do not publish one, because it cannot be verified. Corner-plot, park-facing and two-side-open loadings are not in the 1997 Rules — each District Collector sets them in the preamble to the rate list, and no accessible published source states the figure for Noida. The '10% for corner plots' number circulating online could not be substantiated against any UP government document. Ask your Sub-Registrar or check the preamble to the SRO's PDF.
Can I register a property below the circle rate in Noida?
No. Under Section 47-A the Sub-Registrar must collect the deficit duty before accepting the deed, and the Collector can impose a penalty of up to four times the shortfall plus 18% a year simple interest running from the date of execution. Income tax follows separately: the seller is assessed under Section 78 of the Income-tax Act, 2025 and the buyer under Section 92.
What is the tax safe harbour if I buy below the circle rate?
The test is that the stamp duty value must not exceed 110% of the consideration — which is not the same as 'the price must be at least 90% of the circle rate value'. On a ₹1 crore circle rate value, a sale at ₹90,00,000 fails, because ₹1 crore is 111.1% of ₹90 lakh. The price must be at least ₹90,90,910, about 90.91%. The tolerance was raised from 105% to 110% and that increase is treated as retrospective.
How do I check the official circle rate for my locality?
Use the UP Stamp and Registration Department's valuation list at igrsup.gov.in. Select your district, then your Sub-Registrar office, enter the captcha and submit — the portal returns that SRO's rate list as a PDF. The locality rates and the loading rules are inside it. Note the portal serves one SRO at a time and is captcha-gated, so there is no bulk download.
What is the stamp duty on a gift deed to family in UP?
A gift to a father, mother, husband, wife, son, daughter, daughter-in-law, son-in-law, brother, sister or grandchild attracts a flat ₹5,000 stamp duty plus ₹1,000 processing, with the registration fee capped at ₹20,000. It applies to residential and agricultural property only, to natural persons only, and the property cannot be re-gifted under the same concession for five years.
Are Authority allotment rates the same as circle rates?
No, and confusing them is the single most common error in Noida property reporting. The Noida, Greater Noida and YEIDA authorities publish allotment rates for land they themselves sell, and revise them far more often. Circle rates are notified by the District Magistrate and govern what the Sub-Registrar will register any property at. Several widely-read articles have reported an Authority allotment increase as a 'circle rate hike'.
More on Noida Circle Rates
How to check the official circle rate online on IGRSUP
Use the Uttar Pradesh Stamp and Registration Department's valuation list at igrsup.gov.in. Select your district, then your Sub-Registrar office, enter the captcha and submit — the portal returns that SRO's rate list as a downloadable PDF. The locality-wise rates and the loading rules are inside that PDF.
Step by step on IGRSUP
- Open the मूल्यांकन सूची (valuation list).
- Choose जनपद (district) — Gautam Buddh Nagar.
- Choose उप निबंधक कार्यालय (Sub-Registrar office). Noida has several; pick the one your property falls under.
- Enter the captcha and submit.
- Download the PDF and find your locality. The preamble (सामान्य निर्देश) carries the loading rules.
For a duty estimate straight from the department, the official stamp fee calculator takes district, tehsil, mohalla or village, deed type, consideration, the valuation-list value and a single महिला क्रेता yes/no flag.
IGRSUP serves rates one Sub-Registrar office at a time and is captcha-gated, with no direct PDF link and no bulk download. Building a district-wide table means repeating the captcha for every SRO. That is exactly why most property portals reproduce only the well-known localities and quietly omit the outer belt — and why some of them are still publishing pre-revision figures.
Circle rate vs market rate in Noida
The circle rate is the government's minimum valuation, changed only by notification. The market rate is what buyers and sellers actually agree. In Noida the gap has widened sharply, because market prices have moved while the notified list has not. Stamp duty is charged on whichever is higher.
| Circle rate | Market rate | |
|---|---|---|
| Who sets it | District Magistrate, under the 1997 Rules | Buyers and sellers |
| How often it changes | Biennially in principle; in practice far less often | Continuously |
| Used for | Stamp duty, registration fee, income tax valuation | The actual transaction |
| Can you register below it? | No | — |
| Varies by road width? | Yes — it is a column in the notified table | Only indirectly |
Independent analysis puts Noida residential prices up around 92% between end-2019 and early 2025, and Greater Noida up about 97%, against circle rates notified in 2019. That leaves the market-to-circle-rate ratio at roughly two to three and a half times in Gautam Buddh Nagar. In Ghaziabad the RBI's House Price Index recorded a 14.54% rise in Q1 FY26 alone, against a list notified in September 2024.
Can the circle rate exceed the market rate?
Yes, and in UP it happens more often than the headline gap suggests — in slow-moving outer pockets, in litigation-affected properties, and in commercial units where the capitalised-rent method pushes the assessment above what the unit will realistically fetch. You must still pay duty on the higher figure, but you can contest the valuation before the Collector under Section 47-A, and dispute the stamp duty value before your Assessing Officer for income tax, who must then refer it to a Departmental Valuation Officer.
Delhi vs Noida vs Ghaziabad vs Gurugram — NCR comparison
| City | Notifying authority | Last notified | Stamp duty |
|---|---|---|---|
| Delhi | Dept of Revenue, GNCT of Delhi | September 2014 | 6% / 4% / 5% + 1% transfer duty |
| Noida & Greater Noida | DM Gautam Buddh Nagar | August 2019 | 7%, less capped women's remission |
| Ghaziabad | DM Ghaziabad | September 2024 | 7%, less capped women's remission |
| Gurugram | Deputy Commissioner, Gurugram | Revised annually | 7% male / 5% female |
| Faridabad | Deputy Commissioner, Faridabad | Revised annually | 7% male / 5% female |
A low circle rate is not a bargain. It lowers your stamp duty today, but it also lowers your recorded cost of acquisition, which raises capital gains tax when you sell. In Noida's case it also signals a revision that has been deferred and could land at any time — and revisions in UP have historically arrived as a single step of 15–20% rather than gradual drift.
Detailed pages for circle rate in Delhi and Ghaziabad are published separately.
Buying or Selling in Noida?
Prateek Group has been building and advising across Noida, Ghaziabad and the wider NCR for over two decades. Tell us the property and we will send you a free circle rate assessment, the current market range for that sector, and your total registry cost — usually within one working day. If your sector is not in the table above, we will pull it from the Sub-Registrar's list for you.
We respond within one working day. Your details are never shared with third parties.Official sources and disclaimer
Every figure on this page is taken from the notified list or from concordant reporting of it, and each rate group carries a confidence marker. Where published sources disagree we say so on the page rather than picking one silently.
- Gautam Buddh Nagar district — official circle rate list
- IGRSUP — official valuation list (मूल्यांकन सूची)
- IGRSUP — official stamp duty and registration fee calculator
- U.P. Stamp (Valuation of Property) Rules, 1997 (PDF)
- Indian Stamp Act as applied in UP — Section 47-A (PDF)
Disclaimer. This page is general information. Noida circle rates are notified per Sub-Registrar office and the collector's list is served one SRO at a time behind a captcha, so figures here are reconstructed from the notification and concordant sources rather than read from a machine-readable feed. Prateek Group is not a government body and cannot guarantee that a Sub-Registrar will adopt the same valuation. Confirm on igrsup.gov.in and take professional advice before executing a sale deed. Nothing here is tax or legal advice.